325 Charlemagne Blvd Unit C204 · Lely, FL 34112

$197,000

2 bd · 2.0 ba · 1,025 sqft · Condo · 159 Days on market

Built 1974 Good condition $560/mo HOA · 21% of rent ↓ 6% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.8/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and turnkey! This well-maintained second-floor condominium in Riviera Golf Estates offers comfortable, low-maintenance Florida living. The bright, open floor plan flows to a relaxing screened lanai with attractive landscaped views. Internet and Wi-Fi are included, and no flood insurance is required. The unit features deeded parking just steps from the entrance, a private storage space, and access to a community bike room. Riviera Golf Estates is a desirable 55+ community with a heated pool and a charming Chickee Hut for social gatherings. Conveniently located just minutes from the Naples pickleball center, 5th Avenue shopping and dining, and Naples’ beautiful beaches. A

Key facts

• Screened lanai
• Chickee hut
• Community bike room

Tags

• SCREENED LANAI
• DEEDED PARKING
• PRIVATE STORAGE SPACE
• COMMUNITY BIKE ROOM
• HEATED POOL
• CHICKEE HUT

Property features AI

Finance

• Financial info: Condo fee billed quarterly; Total annual recurring HOA fees: $6,720; One-time fees: $150
• HOA & community: Mandatory HOA with professional management; Quarterly condo fee; Quarterly condo fee covers cable, insurance, internet/Wi-Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, street lights, street maintenance, trash removal and water; Community amenities include BBQ/picnic area, bike storage, community pool, community room, extra storage, internet access and underground utilities; Non-gated community

Exterior

• Parking: 1 assigned parking space; Detached 1-car carport
• Utilities: Central water (assessment paid); Central sewer; Cable available
• Home design: Residential low-rise (1-3 stories); Corner unit; Rear exposure facing south; Located in Riviera Golf Estates (development)
• Construction: Concrete block construction; Built in 1974
• Exterior features: Stucco exterior; Impact resistant windows; Impact resistant storm protection and electric shutters; Built-up or flat roof; Zero lot line; Paved road access; Landscaped area and pool/club views; Central irrigation

Interior

• Kitchen: Dome kitchen; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 2 bedrooms with a split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Heat pump; Central electric cooling; Ceiling fans
• Interior features: High-speed internet available; Smoke detectors; Screened lanai/porch; Turnkey furnished; Four ceiling fans
• Laundry & utility: Laundry in residence; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $197k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $197k).
• Recommended offer: $173k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, health & safety D, amenities F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.7%/yr); 771 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,637/mo this rent would consume 45% of the median local household income ($70k/yr) (locally 980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 1→2/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.40×
• Total profit: $-33,133
• Equity at exit: $29,373

10-year hold

• IRR: -21.6%
• Equity multiple: 0.11×
• Total profit: $-49,149
• Equity at exit: $17,033

Cash invested: $55,160 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,637 high
• Mortgage (P&I): −$1,033
• Tax est. 1.5%: −$246 /mo · $2,955/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$560
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $96

Break-even live

Break-even rent $2,516

Max offer price $197,000

Occupancy floor 91%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	23d	1	0.10mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	23d	1	0.10mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	23d	1	0.15mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	13d	1	0.18mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	13d	1	0.20mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	13d	2	0.23mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	23d	1	0.24mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	23d	1	0.37mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	23d	1	0.39mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.40mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	23d	1	0.41mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	23d	1	0.43mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	21d	1	0.45mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	23d	1	0.45mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	23d	1	0.47mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.49mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	21d	1	0.50mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	23d	1	0.50mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	23d	1	0.53mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	13d	1	0.54mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	13d	1	0.56mi
4830 Cortez Cir Naples, FL	3.0	2.0	1218	$3,100	$2.55	23d	1	0.67mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	23d	1	0.70mi
4900 Biscayne Dr #22 Naples, FL	2.0	2.0	1108	$1,800	$1.62	21d	1	0.71mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	23d	1	0.75mi
5483 Rattlesnake Hammock Rd Unit 201B Naples, FL	2.0	2.0	1071	$1,800	$1.68	13d	1	0.79mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.79mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	13d	1	0.80mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	13d	1	0.80mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.81mi
4231 Gulfstream Dr Apt 102 Naples, FL	3.0	2.0	1178	$1,995	$1.69	13d	1	0.82mi
4300 Gulfstream Dr Unit 2D Naples, FL	2.0	2.0	1115	$1,295	$1.16	23d	1	0.82mi
4290 Gulfstream Dr #5 Naples, FL	2.0	2.0	956	$1,600	$1.67	23d	1	0.83mi
5754 Deauville Cir Unit E104 Naples, FL	1.0	2.0	1209	$1,190	$0.98	23d	1	0.85mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.86mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	23d	1	0.87mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.89mi
2093 Pine Isle Ln #2093 Naples, FL	2.0	2.0	927	$1,695	$1.83	23d	1	0.89mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	21d	1	0.92mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	23d	1	0.93mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Likely covers: internetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $197,000 Active 159 DOM
2. 2026-06-17
   days on market $197,000 Active 158 DOM
3. 2026-06-16
   days on market $197,000 Active 157 DOM
4. 2026-06-15
   days on market $197,000 Active 156 DOM
5. 2026-06-14
   days on market $197,000 Active 154 DOM
6. 2026-06-10
   days on market $197,000 Active 151 DOM
7. 2026-06-09
   days on market $197,000 Active 150 DOM
8. 2026-06-08
   days on market $197,000 Active 149 DOM
9. 2026-06-07
   days on market $197,000 Active 148 DOM
10. 2026-06-03
    days on market $197,000 Active 144 DOM
11. 2026-06-03
    remarks 693-char remark
12. 2026-06-03
    listed $197,000 Active 143 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 1 d/yr ≥107°F today · 2 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,649
• − Mortgage interest: −$11,035
• − Property taxes: −$2,955
• − Insurance: −$1,782
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − HOA: −$6,720
• − Depreciation: −$5,731
• Taxable loss: −$1,638
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $1,541/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready and turnkey townhouse in Riviera Golf Estates is in good condition with minor repairs needed. It offers a bright, open floor plan and access to a community pool, making it an attractive option for both buyers and renters.

Repairs flagged

• Minor Kitchen countertops — Worn appearance suggests minor wear and tear.
• Minor Kitchen cabinetry — Slight wear and tear visible on the doors and drawers.
• Minor Living room carpet — Some signs of wear and tear visible on the carpeting.

Value-add opportunities

• Both Painting and touch-ups throughout — Fresh paint and touch-ups can enhance the home's curb appeal and interior aesthetics.
• Both New flooring in high-traffic areas — Replacing worn-out carpet with durable flooring can improve both the home's appearance and functionality.
• Both HVAC system maintenance and tune-up — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can significantly boost the home's curb appeal and market value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance suggests minor wear and tear.	Minor	$500–3,000
Kitchen cabinetry · Slight wear and tear visible on the doors and drawers.	Minor	$500–3,000
Living room carpet · Some signs of wear and tear visible on the carpeting.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and touch-ups throughout — Fresh paint and touch-ups can enhance the home's curb appeal and interior aesthetics. ↑
• Both New flooring in high-traffic areas — Replacing worn-out carpet with durable flooring can improve both the home's appearance and functionality. ↑
• Both HVAC system maintenance and tune-up — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can significantly boost the home's curb appeal and market value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 of 73 in FL

Livability — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment C+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% German/W. Germanic 1%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• Metro: Naples-Marco Island, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-5.7% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $197,000 NAPLESMLS
• 2026-03-03 Price Changed $199,000 NAPLESMLS
• 2026-02-20 Price Changed $204,000 NAPLESMLS
• 2026-02-11 Relisted — NAPLESMLS
• 2026-02-09 Pending — NAPLESMLS
• 2026-01-08 Listed $209,000 NAPLESMLS